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HomeMy WebLinkAboutZ-7153 Staff AnalysisApril 11, 2002 ITEM NO.: D.1 NAME: Pinnacle Chiropractic and Acupuncture LOCATION: 11618 Huron Lane DEVELOPER: RMaTMRRR FILE NO.: Z-7153 Darren Beavers Terry Burruss, AIA 11330 Arcade Drive Suite 5 1202 Main Street Suite 230 Little Rock, AR 72212 Little Rock, AR 72201 AREA: 0.424 Acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: R-2 ALLOWED USES: Single-family residential PROPOSED ZONING: POD for General and Professional Office Uses PROPOSED USE: Office VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant proposes the conversion of an existing single- family residential structure into a Chiropractic and Acupuncture clinic. The applicant is also requesting other general and professional office uses be an allowable use under the Planned Development. The applicant proposes the placement of 12 parking spaces (including 4 staff spaces and 1 handicapped space) on the site. April 11, 2002 ITEM NO.: D.1 (Cont.) FILE NO.: Z-7153 B. EXISTING CONDITIONS: The site contains an existing single-family structure with a storage building located in the rear on the northeast corner of the lot. There is a substantial drainage structure located along the north property line. There is a mix of office and commercial uses to the east of the site located on Huron Lane and an office use directly to the north of the site with mini -storage units located further north on Green Mountain Drive. Multi -family on R-5 zoned property is located to the northwest across Green Mountain Drive. Single-family residences are located directly across the street on Green Mountain Drive 'to the west of the site and to the south of the site on Huron Lane. C. NEIGHBORHOOD COMMENTS: As of this writing staff has received several phone calls concerning the proposed application. Many of which were informational phone calls several were statements of opposition. All property owners within 200 feet of the site, all residents within 300 feet of the site who could be identified and the Walnut Valley Neighborhood Association and the Pleasant Valley Property Owners Association were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Huron Lane is classified on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 feet from centerline. 2. Provide design of street conforming to "MSP" (Master Street Plan). Construct one-half street improvements to the street including a 5 -foot sidewalk with the Planned Development. 3. Driveways shall conform to Sec. 31-210 or Ordinance 18,031. Conform to driveway grade requirements, in particular. 4. All driveways shall be concrete aprons per City Ordinance. 5. Plans of all work in right-of-way shall be submitted for approval prior to start of work. V, April 11, 2002 ITEM NO.: D.1 (Cont.) FILE NO.: Z-7153 6.A 20 -foot radial dedication of right-of-way is required at the intersection of Huron Lane and Green Mountain Drive. 7. Appropriate handicap ramps will be required per current ADA standards. 8. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 9. Easements shown for proposed storm drainage are required. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. ARKLA : No comment received. Southwestern Bell: Approved as submitted. Customer will have to pay for any telephone relocations that result from the new development. Water: No objection. Fire Department: Place fire hydrants per ordinance. Contact Dennis Free at 918-3752 for details. County Planning: No comment received. LATA: Site is not located on a dedicated Bus Route and has no effect on bus radius, turnout and route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: The site is located in the Rodney Parham Planning District. The Future Land Use Plan indicates the site as Single-family as well as the properties to the west and south. The applicant has applied for a Planned Office Development to place a Chiropractic and Acupuncture Clinic at the location. A Land Use Plan amendment is a separate item on this agenda (see File No. LU02-02-01 Item No. 7). 3 April 11, 2002 ITEM NO.: D.1 (Cont.) City Recognized Neighborhood Action Plan: FILE NO.: Z-7153 The area lies in an area not covered by a Neighborhood Action Plan. Landscape Issues: The plan submitted does not allow for the required 9 -foot wide street buffer and landscape strips required along both street frontages. This is a requirement by both zoning and landscaping ordinances. Additionally, no provision has'been made for the 9 -foot wide landscape strip along the eastern perimeter required by the landscape ordinance. Buildin Codes: No comment received. G. SUBDIVISION COMMITTEE COMMENT: (March 7, 2002) Mr. Terry Burriss and Mr. Darren Beavers were present representing the application. Staff presented the item and noted additional information needed on the site plan (dumpster location, signage details, screening). Staff indicated additional information concerning days and hours of operation and the number of employees should be provided. Public Works comments were addressed. Staff stated the applicant would be required to construct 1-i street improvements to Huron Lane. The applicant asked if a 15% hardship contribution was an option. Staff stated, if a request was made, Public Works would review the request. There was a general discussion concerning the parking lot and the landscaping requirement. Staff noted the landscaping on the east property line was "short" of the minimum requirement. Staff also noted no provision had been made for the street buffer requirement. The applicant questioned if staff would support the double stacking of employee parking. Staff stated the applicant would have to place signage to indicate reserved employee parking accordingly. The Committee determined there were no more issues associated with the proposed development. The Committee then forwarded the item to the full Commission for final action. 4 April 11, 2002 ITEM NO.: D.1 (Cont. H. ANALYSIS: FILE NO.: Z-7153 The applicant submitted a revised plan addressing most of the issues raised by staff at the Subdivision Committee meeting. The applicant has eliminated one of the proposed parking spaces nearest Huron Lane and designated a handicap space. The applicant has indicated a single ground mounted sign will be located in the front yard setback on the corner of Green Mountain Drive and Huron Lane. The sign will 'be a maximum of 6 -feet in height and be placed 5 -feet from the property line. The applicant is proposing the placement of a sidewalk along Huron Lane to align with the existing sidewalk. The sidewalk on Green Mountain Drive is currently in place. The applicant is proposing a 6 -foot wooden fence to extend from the property line to the rear on the east side of the property. This meets the maximum fence height according to the zoning ordinance between the street right-of-way and the building setback for office fence standard. The applicant proposes the days and hours of operation to be Monday through Friday from 9:00 am to 5:00 pm. The applicant has stated there will be a total of four employees reporting to the site. The applicant cannot meet the minimum landscaping requirement for the east and west property line. The applicant is making application to the City Beautiful Commission for the required variances. Staff is not supportive of the proposed rezoning for this type use. The applicant has indicated he will not utilize the entire structure and will lease a portion of the site for some type of general or professional office use. Staff feels the chiropractic clinic, with the addition of some other general or professional office use, will generate a large amount of traffic. In addition, the large number of parking spaces required for a medical office use causes the site to be, for the most part, building and concrete. This does not leave the 5 April 11, 2002 ITEM NO.: D.1 (Cont. FILE NO.: Z-7153 structure to appear very single-family in character. With a professional or general office type use the parking, one space per four hundred square feet of gross floor area :(6 parking spaces required), is substantially less than the six parking spaces per doctor required. Since the applicant has not indicated the second type use, it is difficult to tell the exact number of spaces required but one could assume a minimum of 9 parking spaces would be required if the doctor uses ',� the square footage and leases the remainder to a general or professional office use. Staff anticipates the site will not remain single-family in perpetuity. If this is in fact the case, Staff feels the site would be better served with a lesser intensity use, which would have a lesser impact on the surrounding neighborhood. The area to the north and east contain non- residential uses but the area to the west and south consist of well established, well maintained single-family homes. Staff feels an insurance office or general accounting office would generate a limited number of clients to the site, thus minimizing the negativeimpact on the surrounding neighborhood. I. STAFF RECOMMENDATIONS: Staff recommends denial of the application as filed. PLANNING COMMISSION ACTION: (MARCH 28, 2002) Mr. Darren Beavers and Mr. Terry Burruss were present representing the application. There were objectors present. There were seven Commissioners present. The Chairman stated it was Planning Commission Policy to offer a deferral to the applicant when fewer than nine Commissioners were present. The applicant requested a deferral to the April 11, 2002 Public Hearing. The application was place on the consent agenda for deferral. The vote passed by 7 ayes, 0 noes and 4 absent. C April 11, 2002 ITEM NO.: D.1 (Cont.) PLANNING COMMISSION ACTION: FILE NO.: Z-7153 (APRIL 11, 2002) Mr. Terry Burris was present representing the application. There were several objectors present. Staff presented the item stating the application did not met the minimum landscaping requirements. Staff stated the applicant had applied to the City Beautiful Commission for a variance to reduce the landscaping and maintain the current parking layout. Staff stated the City Beautiful Commission had unanimously denied the request for the reduced landscaping. Staff stated the applicant was informed he could revise the site plan to meet the minimum landscaping• requirement and resubmit to the Planning Commission for review. Staff stated the applicant had indicated he was unwilling to reduce the number of parking spaces due to the need for the current number of parking spaces shown. Staff stated with the denial from the City Beautiful Commission the Planning Commission was unable to approve the site plan which was being presented. A motion was made to approve the request for rezoning as filed. The motion failed by a vote of 0 ayes, 10 noes and 1 absent. 7 April 4, 2002 ITEM NO. 1 - C.B.C. 569 - NEW MATTERS Applicant: Address: Description: ORDINANCE REQUIREMENTS: Pinnacle Chiropractic and Acupuncture Dr. Darren Beavers, Owner Terry Burruss AIA, Agent 11618 Huron Lane Lot 476, Pleasantree First Addition 1. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property or the right-of-way of any street. This strip shall be at least nine (9) feet wide. 2. Up to twenty-five (25) percent of the perimeter planter area may be shifted from one area to another. Street requirements are not included in this flexibility. VARIANCE REQUESTED: A reduction of the width of the eastern and western perimeter landscaping strips. FINDINGS: This property is located at the northeast corner of Huron Lane and Green Mountain Drive and is occupied by a residential structure. The adjacent property to the north is office and with commercial to the east. The applicant proposes to change the residential structure into a chiropractic and acupuncture office with an option for additional office lease space. Parking areas and a driveway are planned for the site. The applicant proposes nine (9) regular parking spaces for clients and four (4) stacking spaces for staff. The landscape ordinance requires a perimeter landscape strip width of nine (9) feet. The minimum width allowed with transfers is 6.7 feet. The landscape perimeter strip adjacent to Green Mountain Drive is not allowed the twenty-five (25) transfer flexibility. March 28'h the Planning Commission is scheduled to review this site for a Planned Office Development. STAFF RECOMMENDATION: The staff believes the current proposal is overbuilding the site. Therefore, the staff recommends denial of the landscape variance requested. April 11, 2002 ITEM NO.: D.1 FILE NO.: Z-7153 NAME: Pinnacle Chiropractic and Acupuncture LOCATION: 11618 Huron Lane DEVELOPER: Darren Beavers 11330 Arcade Drive Suite 5 Little Rock, AR 72212 AREA: 0.424 Acre CURRENT ZONING: ENGINEER: Terry Burruss, AIA 1202 Main Street Suite 230 Little Rock, AR 72201 NUMBER OF LOTS: 1 R-2 ALLOWED USES: Single-family residential FT. NEW STREET: 0 PROPOSED ZONING: POD for General and Professional Office Uses PROPOSED USE: Office VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant proposes the conversion of an existing single- family residential structure into a Chiropractic and Acupuncture clinic. The applicant is also requesting other general and professional office uses be an allowable use under the Planned Development. The applicant proposes the placement of 12 parking spaces (including 4 staff spaces and 1 handicapped space) on the site. April 11, 2002 ITEM NO.: D.1 (Cont.) FILE NO.: Z-7153 B. EXISTING CONDITIONS: The site contains an existing single-family structure with a storage building located in the rear on the northeast corner of the lot. There is a substantial drainage structure located along the north property line. There is a mix of office and commercial uses to the east of the site located on Huron Lane and an office use directly to the north of the site with mini -storage units located further north on Green Mountain Drive. Multi -family on R-5 zoned property is located to the northwest across Green Mountain Drive. Single-family residences are located directly across the street on Green Mountain Drive to the west of the site and to the south of the site on Huron Lane. C. NEIGHBORHOOD COMMENTS: As of this writing staff has received several phone calls concerning the proposed application. Many of which were informational phone calls several were statements of opposition. All property owners within 200 feet of the site, all residents within 300 feet of the site who could be identified and the Walnut Valley Neighborhood Association and the Pleasant Valley Property Owners Association were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Huron Lane is classified on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 feet from centerline. 2. Provide design of street conforming to "MSP" (Master Street Plan). Construct one-half street improvements to the street including a 5 -foot sidewalk with the Planned Development. 3. Driveways shall conform to Sec. 31-210 or Ordinance 18,031. Conform to driveway grade requirements, in particular. 4. All driveways shall be concrete aprons per City Ordinance. 5. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 2 April 11, 2002 ITEM NO.: D.1 (Cont. FILE NO.: Z-7153 6. A 20 -foot radial dedication of right-of-way is required at the intersection of Huron Lane and Green Mountain Drive. 7. Appropriate handicap ramps will be required per current ADA standards. 8. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 9. Easements shown for proposed storm drainage are required. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. ARKLA: No comment received. Southwestern Bell: Approved as submitted. Customer will have to pay for any telephone relocations that result from the new development.' Water: No objection. Fire De artment: Place fire hydrants per ordinance. Contact Dennis Free at 918-3752 for details. County Planning: No comment received. CATA: Site is not located on a dedicated Bus Route and has no effect on bus radius, turnout and route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: The site is located in the Rodney Parham Planning District. The Future Land Use Plan indicates the site as Single-family as well as the properties to the west and south. The applicant has applied for a Planned Office Development to place a Chiropractic and Acupuncture Clinic at the location. A Land Use Plan amendment is a separate item on this agenda (see File No. LU02-02-01 Item No. 7). 3 April 11, 2002 ITEM NO.: D.1 (Cont.) FILE NO.: Z-7153 City Recognized Neighborhood Action Plan: The area lies in an area not covered by a Neighborhood Action Plan. Landscape Issues: The plan submitted does not allow for the required 9 -foot wide street buffer and landscape strips required along both street frontages. This is a requirement by both zoning and landscaping ordinances. Additionally, no provision has been made for the 9 -foot wide landscape strip along the eastern perimeter required by the landscape ordinance. Building Codes: No comment received. G. SUBDIVISION COMMITTEE COMMENT: (March 7, 2002) Mr. Terry Burriss and Mr. Darren Beavers were present representing the application. Staff presented the item and noted additional information needed on the site plan (dumpster location, signage details, screening). Staff indicated additional information concerning days and hours of operation and the number of employees should be provided. Public Works comments were addressed. Staff stated the applicant would be required to construct 1� street improvements to Huron Lane. The applicant asked if a 15% hardship contribution was an option. Staff stated, if a request was made, Public Works would review the request. There was a general discussion concerning the parking lot and the landscaping requirement. Staff noted the landscaping on the east property line was "short" of the minimum requirement. Staff also noted no provision had been made for the street buffer requirement. The applicant questioned if staff would support the double stacking of employee parking. Staff stated the applicant would have to place signage to indicate reserved employee parking accordingly. The Committee determined there were no more issues associated with the proposed development. The Committee then forwarded the item to the full Commission for final action. 4 April 11, 2002 ITEM NO.: D.1 (Cont. H. ANALYSIS: FILE NO.: Z-7153 The applicant submitted a revised plan addressing most of the issues raised by staff at the Subdivision Committee meeting. The applicant has eliminated one of the proposed parking spaces nearest Huron Lane and designated a handicap space. The applicant has indicated a single ground mounted sign will be located in the front yard setback on the corner of Green Mountain Drive and Huron Lane. The sign will be a maximum of 6 -feet in height and be placed 5 -feet from the property line. The applicant is proposing the placement of a sidewalk along Huron Lane to align with the existing sidewalk. The sidewalk on Green Mountain Drive is currently in place. The applicant is proposing a 6 -foot wooden fence to extend from the property line to the rear on the east side of the property. This meets the maximum fence height according to the zoning ordinance between the street right-of-way and the building setback for office fence standard. The applicant proposes the days and hours of operation to be Monday through Friday from 9:00 am to 5:00 pm. The applicant has stated there will be a total of four employees reporting to the site. The applicant cannot meet the minimum landscaping requirement for the east and west property line. The applicant is making application to the City Beautiful Commission for the required variances. Staff is not supportive of the proposed rezoning for this type use. The applicant has indicated he will not utilize the entire structure and will lease a portion of the site for some type of general or professional office use. Staff feels the chiropractic clinic, with the addition of some other general or professional office use, will generate a large amount of traffic. In addition, the large number of parking spaces required for a medical office use causes the site to be, for the most part, building and concrete. This does not leave the 5 April 11, 2002 ITEM NO.: D.1 (Cont. FILE NO.: Z-7153 structure to appear very single-family in character. With a professional or general office type use the parking, one space per four hundred square feet of gross floor area (6 parking spaces required), is substantially less than the six parking spaces per doctor required. Since the applicant has not indicated the second type use, it is difficult to tell the exact number of spaces required but one could assume a minimum of 9 parking spaces would be required if the doctor uses 1� the square footage and leases the remainder to a general or professional office use. Staff anticipates the site will not remain single-family in perpetuity. If this is in fact the case, Staff feels the site would be better served with a lesser intensity use, which would have a lesser impact on the surrounding neighborhood. The area to the north and east contain non- residential uses but the area to the west and south consist of well established, well maintained single-family homes. Staff feels an insurance office or general accounting office would generate a limited number of clients to the site, thus minimizing the negative impact on the surrounding neighborhood. I. STAFF RECOMMENDATIONS: Staff recommends denial of the application as filed. PLANNING COMMISSION ACTION: (MARCH 28, 2002) Mr. Darren Beavers and Mr. Terry Burruss were present representing the application. There were objectors present. There were seven Commissioners present. The Chairman stated it was Planning Commission Policy to offer a deferral to the applicant when fewer than nine Commissioners were present. The applicant requested a deferral to the April 11, 2002 Public Hearing. The application was place on the consent agenda for deferral. The vote passed by 7 ayes, 0 noes and 4 absent. 6